Posts Tagged ‘real estate’

You may already be familiar with the City of Sandpoint’s Sewer Lateral Improvement Program; going forward however (as of January 1st, 2016),  If you’re planning to buy or sell a home in Garfield Bay, Sagle, Idaho you need to be aware that they have implemented a similar program, nearly identical in fact.  Here is some important information regarding the Garfield Bay Sewer Lateral Improvement Program (SLIP) and attached document outlining the entire SLIP program for Garfield Bay.

The Sewer Lateral Improvement Program (SLIP):

The purpose of this program is to decrease the volume of inflow and infiltration (I & I) which enters the main sewer line by repair or replacing private sewer laterals. The program shall initiate inspections periodically so that the condition of the private laterals can be accurately assessed, and repaired or replaced as necessary. This groundwater and /or surface water entering the sewer mains has become a significant issue, making it harder and more costly to treat the sewage and increasing the cost to sewer patrons by requiring treatment plant capacity increases. Please see the attached program description for more information.
An owner must have their private sewer lateral inspected by video for defects when any of the following events occur:

1. A house or business is being sold and was constructed more than five (5) years ago, must be inspected before the sale closes except if such an inspection was conducted in the five years immediately prior to the sale and the video was provided to the District.

2. An owner takes out a building permit for more than twenty five thousand dollars ($25,000.00) for a house or business which was constructed more than five (5) years ago.

3. An inspection of a sewer main line identifies excessive inflow and infiltration from the private sewer lateral.

No house or business shall be required to have their lateral inspected more than once every five (5)

years.

What should you do now?

The first step for you, the owner, is to hire an inspection company to come and perform a video inspection of your sewer lateral. They will do this by running a small camera down your cleanout or toilet to make a video of the interior of your pipes. After the video, the inspector must contact Garfield Bay Water & Sewer District to inform them of the results. If there appears to be cause for concern, the Sewer District will review the video and rate the condition of your lateral based on several criteria.

 

Read full details of the Garfield Bay SLIP Program here:  Appendix H Lateral Improvement Program Final 7.21.15

 

How we’re different: 

Lateral Concepts, LLC is not a plumbing sales organization. We do not repair, replace, service, or excavate sewer lines. We are the ONLY “unbiased” sewer lateral inspection company of it’s kind in the entire state. We have state-of-the-art equipment and can email the video to multiple parties simultaneously. We offer professional support before, during, and after the inspection that will save you or your clients time and money.

– No conflicts of interest
– No more frustrating delays to closing
– No up-selling of service or exaggeration of problems
– No wasting time getting bids for repair

If problems are discovered: We will; at no charge, act as the liaison between client and contractor to negotiate savings for any necessary repairs or replacement of the sewer lateral.

Full comprehensive written reports for the discerning home buyer!

For additional information or to schedule an inspection:

Call us today!
Lateral Concepts, LLC
(208) 818-8241
Find us on facebook for more helpful information, tips, and client testimonials!

 

 

Lateral Concepts, LLC is a locally owned and operated business in Coeur d’Alene, Idaho. We provide unbiased sewer and septic lateral video inspections and locates in and around North Idaho, Spokane, and Eastern Washington. For more information, or to schedule an inspection, contact us at: 208.818.8241

 

200042_193782753993150_5016581_nThe picture above is an archive from a sewer lateral we located for an investor at a rental property in downtown Coeur d’Alene – More pics from this project can be found on our facebook page here:  This lateral was 7.5′ deep at the city main – A street cut was necessary for repair –  Once they get the pipe laid in the ditch and start back-filling, they’ll also be subject to compaction tests by soils engineers. In Coeur d’Alene homeowners are also responsible for repairing the street, curb, and sidewalk also.  $8,300 later, they can use the toilet again!

 

Sewer lateral repairs or replacement can be extremely expensive!  While repairs can range $1,000 to $3,000 or more; replacement of the entire line will average $5,000 and can exceed $20,000 in some cases. Typically it will come as a surprise to property owners when sewage starts coming out of sinks, toilets, bathtubs and other drains. Property owners should plan for sewer lateral maintenance and repair just as they do for other major working systems of the building or residence.

To protect the value of your investment and avoid the surprises associated with costly repairs; we recommend video inspecting a building’s sewer lateral every 3-5 years, and/or prior to purchasing the property. Even a sewer lateral in new construction can be prone to breaks or problems if proper care to bed the pipe was not taken during installation. Likewise; rocks, gravel, and other construction debris, is often found in newly installed sewer laterals.  Finding these problems before you buy or before the warranty expires may save you thousands of dollars in repairs or maintenance.

Buying a home in Coeur d’Alene, North Idaho, or surrounding areas?  Call us to schedule a sewer scope!  208-818-8241

 

Lateral Concepts, LLC is a locally owned and operated business in Coeur d’Alene, Idaho. We provide unbiased sewer and septic lateral video inspections and locates in and around North Idaho, Spokane, and Eastern Washington. For more information, or to schedule an inspection, contact us at: 208.818.8241

Our primary purpose is to inspect, report, and consult on the internal condition of sanitary infrastructure – During our inspections however, we often run into other common plumbing problems that you should look out for when purchasing a home.  Take a close look at this picture of the plumbing at this home in Spirit Lake, Idaho and read our comments below.  1091860_594352073936214_328369133_n

The 2″ stack of piping that we’ve pointed out on the right is for a laundry discharge. You’ll notice how high it is. Because of the elevation of the main 4″ sewer leaving the foundation wall. Someone has improperly added the laundry hook ups. It’s way too high. You’d basically be using the washing machine as a pump. The pump in a washing machine is not designed to lift that high.  This puts undue stress on the washing machine shortening its lifespan.  The appropriate solution would be to add a plastic laundry tub to drain the washing machine; that would drain to a sump pump, then the sump pump would eject the grey water to the 4″ sewer. Another problem is that if the sewer ever backs up, the first place it will go is into your washing machine (and that’s just gross).  When we do find a problem as such during an inspection, we strongly encourage buyers to seek additional recommendations from a licensed professional plumber.

If you have any questions regarding the sanitary infrastructure of your home or a home you’re considering purchasing, don’t hesitate to give us a call.  Phone calls are always free!

Spy before you BUY, Locate before you DIG!

Give yourself peace of mind! Call us at: 208-818-8241.

Lateral Concepts, LLC is a locally owned and operated business in Coeur d’Alene, Idaho. We provide unbiased sewer and septic lateral video inspections and locates in and around North Idaho, Spokane, and Eastern Washington. For more information, or to schedule an inspection, contact us at: 208.818.8241

 

Our clients, potential clients, and real estate professionals often ask: What percentage of sewer lines actually have problems? Our answer: Well it depends on the age, but typically a home with a sewer lateral installed prior to 1970 is rarely free of some type of defect (nearly 100% have at least a minor problem).  While moderate problems exist in approximately 80% of sewer laterals, and severe problems existing in nearly 50% of the lines we inspect.

With new construction, it’s’ rare to find a problem. When we do however, it is typically moderate to severe (i.e. breaks or cracks from poor installation; as well as rock, gravel, test balloons, or other construction debris).

Inflatable test balloon broken off in new construction sewer – Hayden, Idaho

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Watch some of our inspection videos and see for yourself. Have more questions?  Give yourself peace of mind! Call us at: 208-818-8241.

Lateral Concepts, LLC is a locally owned and operated business in Coeur d’Alene, Idaho. We provide unbiased sewer and septic lateral video inspections and locates in and around North Idaho, Spokane, and Eastern Washington. For more information, you may contact us at: 208.818.8241

Spring is upon us here in Coeur d’Alene, and summer is quickly approaching.  That means more to us than just fishing, camping trips, backyard barbecues, and sun burns.  There’s something that lies beneath that we should all be aware of.  This time of year, trees are growing fast.  Hot days and minimal precipitation means they need extra water and nutrients.  So where do they find it?  Broken sewer lines of course!  Tree roots grow into broken sewer lines inevitably leading to a back-up.  So what’s the first thing most homeowners do?  Call a plumber or a rooter company to come out and fix it?  Perhaps you’re handy and frugal yourself, so you rent the biggest snake you can find and grind away at the blockage…  But STOP!  Read the info below, watch the video, and think before you act.  Share this blog with your friends and loved ones.  It could save your life or someone elses. 

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Over the winter we discussed the term “crossbore” in which utility companies inadvertently drill natural gas, fiber optics, power, and other utilities through private sewer laterals.  The practice of Horizontal Directional Drilling; also known as boring or HDD, is common practice for utility companies when installing new lines.  Unfortunately however, they don’t locate private sewer lines prior to such projects.  Here’s a video that shows the dangers of “crossbores”, the potential explosions and the heartbreak that goes along with it.  Do us all a favor.  Call before you dig, snake, clean, or rooter!  

National 811 service does not locate private sewer.  We do.  Schedule your inspection or locate today by calling:  (208) 818-8241. 

 

Lateral Concepts, LLC is a locally owned and operated business in Coeur d’Alene, Idaho. We provide unbiased sewer and septic lateral video inspections and locates in and around North Idaho, Spokane, and Eastern Washington. For more information, you may contact us at: 208.818.8241

It’s not all dirty

Check out our page here:  http://pinterest.com/lateralconcepts/

 

Lateral Concepts, LLC is a locally owned and operated business in Coeur d’Alene, Idaho. We provide unbiased sewer and septic lateral video inspections and locates in and around North Idaho, Spokane, and Eastern Washington. For more information, you may contact us at: 208.818.8241

When looking at older homes; here’s a simple clue that the sewer line may have some problems. The plug/cap in this cast iron sewer cleanout would have originally been brass which can be difficult to remove.  Breaking or chiseling the brass cap is sometimes the only way to gain access.  The one in the picture below has been replaced with a newer ABS plastic one.  This may Indicate that some type of maintenance (snaking or jetting) to remove tree roots or other blockages has been performed.

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Lateral Concepts, LLC is a locally owned and operated business in Coeur d’Alene, Idaho. We provide unbiased sewer and septic lateral video inspections and locates in and around North Idaho, Spokane, and Eastern Washington. For more information, you may contact us at: 208.818.8241